. >> the housing market has picked up especially in more of our global cities. if you look at the market in miami, for example, which was one of the biggest drops when the housing recession hit the hardest miami is back. miami is back in a very big way. new york back in a very big way. washington, d.c. is back. markets like phoenix they are back as well. nevada for example still has a lot of difficulty. it's a combination of foreign interests. foreigners buying in our market especially south florida where south americans are looking at our u.s. markets as being very, very cheap. so, you look at a big chunk of those buyers in florida, for example, are foreign buyers. so many americans are taking advantage of these lower interest rates. also rental rates have gone up so much that the cost of ownership now in many instances after taxes is less money than it cost to rent. the big challenge, though, is that we're not getting enough people being able to move up out of their existing houses. we're not getting enough people to relocate because they are stuck in their ho